Authored by the expert who managed and guided the team behind the Mozambique Property Pack
Yes, the analysis of Maputo's property market is included in our pack
Maputo is drawing increasing attention from foreign buyers thanks to its coastal charm, growing expatriate community, and promising economic outlook fueled by natural gas discoveries.
However, Mozambique's unique land ownership system means you cannot actually own land outright, and understanding what you can and cannot buy is essential before you commit any money.
This guide covers the current housing prices in Maputo and everything a foreign individual needs to know about buying residential property here, and we constantly update this blog post to reflect the latest rules and market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Maputo.
Insights
- In Maputo, all land belongs to the Mozambican state, so foreigners can only acquire DUAT (land-use rights) for up to 50 years rather than freehold ownership.
- The SISA transfer tax in Maputo is 2% of the purchase price, making it the single largest closing cost for most residential transactions.
- Newly built residential properties in Maputo can be exempt from the 0.4% annual property tax (IPRA) for five years if you apply to the municipality.
- Mortgage interest rates for foreigners in Maputo typically range from 18% to 26% annually in local currency, pushing most international buyers toward cash purchases.
- Prime neighborhoods like Polana Cimento and Sommerschield command prices around $2,800 to $3,500 per square meter, while suburban Matola offers 30% to 40% lower prices.
- Rental yields in Maputo range from 4.6% to 7.3% as of late 2025, with the best returns found in emerging areas like Matola and Costa do Sol.
- In 2024, demand for gated community homes in Maputo increased by 12%, driven by security concerns and a growing expatriate population.
- Foreign banks rarely lend to non-residents in Maputo, and when they do, they typically require down payments of 40% to 50%.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What can I legally buy and truly own as a foreigner in Maputo?
What property types can foreigners legally buy in Maputo right now?
In Maputo, foreigners can generally buy apartments, condos, townhouses, standalone houses, and villas, meaning you can legally acquire and own the building itself, just not the land underneath it.
The single most important limitation is that all land in Mozambique belongs to the state, so what you actually receive is a DUAT (Direito de Uso e Aproveitamento da Terra), which is a long-term land-use right that can extend up to 50 years and is renewable.
This means every residential property transaction in Maputo is essentially a transfer of building ownership combined with the associated land-use rights, rather than a freehold purchase like you might find in many Western countries.
Foreign individuals must typically meet certain eligibility conditions to hold DUATs, including residency requirements or having an approved investment project, so verifying this structure with a local lawyer before buying is essential.
Finally, please note that our pack about the property market in Maputo is specifically tailored to foreigners.
Can I own land in my own name in Maputo right now?
No, foreigners cannot own land in their own name in Maputo because Mozambican law reserves all land ownership for the state.
The legal alternative that foreigners commonly use is obtaining a DUAT, which grants you secure, long-term rights to use and benefit from a specific plot of land for up to 50 years, functioning similarly to a leasehold arrangement.
For foreign individuals, eligibility for a DUAT typically requires either legal residency in Mozambique or having a company registered locally, so many investors set up a Mozambican entity to hold the land rights while they own the building directly.
By the way, we cover everything there is to know about the land buying process in Maputo here.
As of 2026, what other key foreign-ownership rules or limits should I know in Maputo?
As of early 2026, the most important structural constraint affecting foreign purchases in Maputo is the separation between building ownership and land rights, which means your due diligence, financing options, and eventual resale all hinge on verifying the DUAT status rather than checking a simple title deed.
Unlike some countries in Asia or Latin America, Maputo does not impose foreign-ownership quotas on apartments or condos, so there is no percentage limit on how many units in a building can be owned by non-Mozambicans.
Foreign buyers do need to complete taxpayer registration with the Mozambican Tax Authority (Autoridade Tributaria) before purchasing, as this is required for paying transfer taxes and ongoing property taxes.
There have been no major regulatory changes announced for 2026 specifically targeting foreign ownership, but buyers should stay aware that DUAT terms and renewal processes can involve government discretion, making proper documentation more important than ever.
What's the biggest ownership mistake foreigners make in Maputo right now?
The single biggest mistake foreigners make in Maputo is buying a property based on a viewing and the seller's assurances without independently verifying the registration chain and the land-use rights (DUAT) that support it.
If you skip this verification, you could end up with a building that has incomplete paperwork, disputed land rights, or no legal path to resale, leaving you with an asset that is difficult or impossible to sell to the next buyer.
Other classic pitfalls in Maputo include assuming that new construction is automatically properly registered, trusting agents who say "DUAT is handled" without seeing documents, and failing to check for unpaid municipal taxes (IPRA) that could create liens on the property.
We have made this infographic to give you a quick and clear snapshot of the property market in Mozambique. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Maputo?
Do I need a specific visa to buy property in Maputo right now?
In Maputo, your visa type is about entry and stay rather than permission to purchase, so yes, many foreigners sign purchase contracts while visiting on a tourist or business visa, though you still need to complete all the transaction paperwork properly.
The most common administrative blocker for buyers without local residency is taxpayer registration, because you cannot legally complete a property purchase or pay transfer taxes without a Mozambican tax identification number (NUIT).
You will typically need to register with the Autoridade Tributaria de Mocambique before closing, and this process requires presenting your passport, proof of address, and sometimes additional documentation.
A typical document set for a foreign buyer includes your passport, tax registration certificate, the seller's property documents, proof of payment for SISA transfer tax, and the notarized purchase contract.
Does buying property help me get residency and citizenship in Maputo in 2026?
As of early 2026, buying property in Maputo does not automatically grant you residency or citizenship, as Mozambique does not have a golden visa or investment-for-residency program tied specifically to real estate purchases.
Residency in Mozambique requires a separate application process through immigration services, typically starting with a residence visa obtained at a Mozambican consulate and then converting to a residence permit (DIRE) after arrival.
For citizenship, Mozambique's constitution requires a substantial period of habitual residence, generally 10 years, before you can apply for naturalization, so property ownership alone will not fast-track this timeline.
Can I legally rent out property on my visa in Maputo right now?
Your visa status in Maputo does not directly prevent you from renting out a property you own, as the key issue is your tax position rather than your immigration status, meaning non-residents can and do earn rental income in Mozambique.
You do not need to live in Mozambique to rent out your property, and many foreign owners manage their rentals from abroad using local property managers, though you must still comply with Mozambican tax obligations on income earned in the country.
Foreign landlords should know that rental income is taxable in Mozambique, and non-residents are typically subject to withholding requirements, so working with a local accountant to handle invoicing, tax filings, and tenant receipts is strongly recommended.
We cover everything there is to know about buying and renting out in Maputo here.
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How does the buying process actually work step-by-step in Maputo?
What are the exact steps to buy property in Maputo right now?
The standard sequence in Maputo involves choosing a property, collecting documents (your passport, tax registration, seller's ownership proof and DUAT documentation), conducting due diligence on title and liens, signing a notarized contract, paying SISA transfer tax, and then registering the transfer with the relevant authorities.
You do not strictly need to be physically present for every step, as many buyers use a properly drafted power of attorney to delegate signing authority, though being present for key moments like contract signing is often recommended to reduce risk.
The step that typically makes the deal legally binding in Maputo is the notarized contract signing combined with payment of the SISA transfer tax, after which both parties are committed and registration can proceed.
From accepted offer to final registration, the typical timeline in Maputo ranges from 6 to 12 weeks, though delays can occur if documentation is incomplete or if there are issues with the property's DUAT status.
We have a document entirely dedicated to the whole buying process our pack about properties in Maputo.
Is it mandatory to get a lawyer or a notary to buy a property in Maputo right now?
A notary is effectively unavoidable in Maputo because formalization and registration of the purchase contract are central to making the transfer legally enforceable and recognized by future buyers.
The key difference is that a notary in Maputo handles the official witnessing and registration of documents, while a lawyer provides independent advice, conducts due diligence on your behalf, and protects your interests throughout the transaction.
One essential item to include in your lawyer's scope is verification of the DUAT status and the full ownership chain, because the biggest risks in Maputo property purchases are documentation gaps rather than finding a nice property.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mozambique versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Maputo?
How do I verify title and ownership history in Maputo right now?
In Maputo, you should verify title and ownership history through the Conservatoria do Registo Predial (Property Registry) and, for land-use rights, the relevant DUAT-issuing authority such as the provincial cadastral services.
The key document to request is a certidao (certificate) from the property registry showing the current registered owner, property identifiers, and any registered encumbrances.
A realistic look-back period for ownership history checks in Maputo is at least 10 to 15 years, which helps identify any gaps, disputes, or irregularities in the transfer chain.
A clear red flag that should stop or pause a purchase is discovering that the seller's name does not match the registered owner, that the DUAT has expired or is under dispute, or that there are multiple claimants to the same property.
You will find here the list of classic mistakes people make when buying a property in Maputo.
How do I confirm there are no liens in Maputo right now?
The standard way to confirm there are no liens in Maputo is to request a certificate from the property registry that shows all registered encumbrances, and to obtain proof of tax compliance (especially IPRA municipal tax) from the seller.
One common type of lien to ask about specifically is unpaid municipal property taxes (IPRA), which can remain attached to the property and become your problem after purchase.
The best written proof of lien status is an updated certidao from the Conservatoria do Registo Predial showing no registered encumbrances, combined with a tax clearance certificate from the Municipality of Maputo.
How do I check zoning and permitted use in Maputo right now?
The authority to consult for zoning and permitted use in Maputo is the Conselho Municipal de Maputo (Municipality of Maputo), specifically the urban planning department that maintains zoning classifications and building permits.
The document that typically confirms zoning classification is the plano de urbanizacao (urban plan) or a certificate from the municipality stating the permitted use for your specific plot.
A common zoning pitfall that foreign buyers miss in Maputo is purchasing a property that was informally converted from commercial to residential use (or vice versa) without proper municipal approval, which can create problems for insurance, renovation permits, or future resale.
Buying real estate in Maputo can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Maputo, and on what terms?
Do banks lend to foreigners for homes in Maputo in 2026?
As of early 2026, banks in Mozambique do offer home loans, but approval for foreigners is challenging and typically depends on having provable local income, a strong banking relationship, and often residency status.
The realistic loan-to-value (LTV) range for foreign borrowers in Maputo is typically 50% to 60%, meaning you should expect to provide a down payment of 40% to 50% of the purchase price.
The single most common eligibility requirement is proof of income, preferably local salary flows or well-documented offshore earnings, along with existing account history with the lending bank.
You can also read our latest update about mortgage and interest rates in Mozambique.
Which banks are most foreigner-friendly in Maputo in 2026?
As of early 2026, the top three most foreigner-friendly banks for mortgages in Maputo are Standard Bank Mozambique, BCI (Banco Comercial e de Investimentos), and Millennium bim, all of which are large, systemically important institutions with experience handling expatriate documentation.
The key feature that makes these banks more foreigner-friendly is their international footprint and stronger compliance teams, which means they are better equipped to process income verification from abroad and handle non-standard borrower profiles.
These banks can lend to non-residents, but the terms are typically stricter, requiring larger down payments, higher interest rates, and more extensive documentation than for local residents.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Maputo.
What mortgage rates are foreigners offered in Maputo in 2026?
As of early 2026, typical mortgage interest rates for foreigners in Maputo range from 18% to 26% annually in local currency (Meticais), with most borrowers falling toward the higher end unless they have strong local income or banking relationships.
Mortgages in Mozambique are generally variable-rate products tied to a prime or base rate plus a margin, and fixed-rate options are rare or come with even higher premiums, so most borrowers accept rate fluctuation risk.
We made this infographic to show you how property prices in Mozambique compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Maputo?
What are the total closing costs as a percent in Maputo in 2026?
The typical total closing cost for a foreign buyer in Maputo in 2026 is around 6% of the purchase price, covering all buyer-side taxes, fees, and professional costs.
The realistic range that covers most standard transactions in Maputo is 4.5% to 8%, depending on the complexity of the documentation and whether you need extensive legal work.
The specific fee categories that make up total closing costs in Maputo include SISA transfer tax (2%), notary and registration fees (1% to 2%), lawyer fees (around 1%), stamp duties, and miscellaneous municipal and administrative charges.
The single biggest contributor to closing costs is the SISA property transfer tax at 2% of the purchase price, which is a non-negotiable government charge.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Maputo.
What annual property tax should I budget in Maputo in 2026?
As of early 2026, the annual property tax (IPRA) for residential housing in Maputo is 0.4% of the property's assessed patrimonial value, which for a property assessed at $100,000 would mean roughly $400 per year (approximately 25,500 MZN or 370 EUR at current exchange rates).
IPRA is assessed as a percentage of the property's patrimonial value as determined by municipal authorities, and newly built urban residential properties can be exempt for five years if you apply to the municipality.
How is rental income taxed for foreigners in Maputo in 2026?
As of early 2026, non-resident foreigners earning rental income in Maputo are taxed on that income at rates that can reach up to 32% for the highest brackets under IRPS (personal income tax), though effective rates vary based on deductions and whether withholding applies.
The basic requirement is that rental income from Mozambique is taxable in Mozambique, and non-residents often face withholding at source, especially when renting to corporate tenants who are required to withhold and remit tax on your behalf.
What insurance is common and how much in Maputo in 2026?
As of early 2026, typical annual insurance premiums for a standard home policy in Maputo range from 0.3% to 0.8% of the property value, meaning a $100,000 property might cost $300 to $800 per year to insure (approximately 19,000 to 51,000 MZN or 275 to 735 EUR).
The most common type of property insurance coverage in Maputo is building insurance that covers fire, storm, water damage, and sometimes all-risks extensions, with contents insurance added if the property is furnished.
The biggest factor that makes premiums higher or lower for the same property type in Maputo is the security setup and neighborhood, with properties in gated communities or with 24-hour guards typically qualifying for lower rates.
Get the full checklist for your due diligence in Maputo
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Maputo, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Mozambique Land Law (Law 19/97) | It's the legal text defining land ownership and DUAT rights in Mozambique. | We used it to explain why land cannot be privately owned and what foreigners must do to hold land-use rights. We also used it to distinguish building ownership from land rights throughout this guide. |
| Housing Finance Africa - Land Law Translation | It's a widely-used translation of the Land Law by housing researchers. | We used it to verify foreigner eligibility conditions for DUATs. We also used it to cross-check our practical summaries against the original legal wording. |
| Municipal Tax Law (Lei 1/2008) - Official Gazette | It's the official publication of Mozambique's municipal tax framework. | We used it to confirm the IPRA property tax rates (0.4% for housing) and the five-year exemption for new builds. We also used it to ground our ongoing cost estimates in primary law. |
| Municipality of Maputo - Tax Portal | It's the city government's official page for municipal tax obligations. | We used it to confirm that property tax administration happens at the municipal level. We also used it as a procedural reference for where buyers register and pay. |
| PwC Worldwide Tax Summaries - Mozambique | PwC's summaries are standard references for expats and regularly updated. | We used it to confirm the 2% SISA transfer tax rate. We also used it to build our closing cost breakdown and verify tax terminology. |
| PwC - Mozambique Income Tax Overview | It's a maintained reference for resident vs non-resident taxation. | We used it to explain how Mozambique taxes rental income for non-residents. We also used it to shape our advice on tax obligations for foreign landlords. |
| RSM Mozambique Tax Pocket Guide 2024 | RSM is a major international accounting network with local expertise. | We used it to cross-check withholding tax practices for non-residents. We also used it as a second opinion alongside PwC for tax administration expectations. |
| Autoridade Tributaria de Mocambique | It's the Mozambican tax authority's official website. | We used it to anchor the requirement for taxpayer registration before purchasing. We also used it to ensure our tax terminology matches official usage. |
| Mozambique eVisa Portal | It's the official government portal for visa applications. | We used it to explain how entry visas work separately from property purchase rights. We also used it to keep visa guidance current for January 2026. |
| Mozambique High Commission (Rwanda) | It's an official diplomatic mission page with residence visa requirements. | We used it to confirm that residency is a separate process from property ownership. We also used it to outline the typical document checklist for residence applications. |
| UNHCR Rights Mapping - Mozambique Constitution | UNHCR republishes official legal texts in a structured format. | We used it to support the citizenship timeline discussion and the 10-year habitual residence requirement. We also used it to anchor our citizenship section in constitutional language. |
| Standard Bank Mozambique - Home Loans | It's a major bank's own product page describing mortgage eligibility. | We used it to confirm that banks do lend for housing and what documentation they require. We also used it to shape our checklist of what banks ask foreign borrowers. |
| Banco de Mocambique (Central Bank) | It's the country's central bank and primary source for monetary context. | We used it to anchor the interest rate environment and explain why mortgages are expensive in local currency. We also used it as the top reference for lending conditions. |
| World Bank - Mozambique Land/DUAT Note | It's a credible international organization explaining Mozambique's land system. | We used it to translate DUAT into plain English as a secure long-term right comparable to a lease. We also used it to verify our explanations match international development descriptions. |
| Trading Economics - Mozambique Lending Rate | It aggregates central bank data on lending rates in a accessible format. | We used it to estimate mortgage interest rates in the 18% to 26% range. We also used it to contextualize why most foreign buyers choose cash purchases. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mozambique. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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